217 Baycliff Dr · Crestview, FL 32536

$250,000

3 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 120 Days on market

Built 2023 6,534 sqft lot $138/sqft · 20% below area Est $313k · 20% under $33/mo HOA · 2% of rent ↓ 10% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +12.4/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key and thoughtfully upgraded, this 2023-built home proves that ''almost new'' is sometimes even better than brand new. Located just 35 minutes from Eglin Air Force Base, this well-maintained 3-bedroom, 2-bath home with 1,808 square feet already has the extras buyers usually have to plan (and pay) for later--including a recently installed fence, so all that's missing is your furniture. Built in 2023, the home offers modern construction, energy efficiency, and a smart, livable layout designed for real life--not just showings. Even better, it sits at one of the highest elevations in the area, meaning no flood insurance is required, offering long-term savings and peace of mind. Less than an hour from the Emerald Coast's sugar-white beaches when it's time to trade work boots for flip-flops

Key facts

• Modern construction
• No flood insurance
• Highest elevations

Tags

• RECENTLY INSTALLED FENCE
• HIGHEST ELEVATIONS
• NO FLOOD INSURANCE
• ENERGY EFFICIENCY
• MODERN CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-43 ($-515/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (13.8% below list).
• Recommended offer: $216k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.4% in Crestview — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#252 in FL, #3,858 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Okaloosa (other): math 60% / reading 60% proficiency, ranked #12 of 73 in FL (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.2%/yr); 349 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,268 units permitted in Okaloosa County in 2024 (175 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Okaloosa County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $80k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,548 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $313,372
• List price: $250,000
• Delta: -20.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Ridgeway Cir	0.10mi	4/2.0 (+1)	1,820 (+1%)	2mo	$327,500	$180	88
178 Ridgeway Cir	0.10mi	4/2.0 (+1)	1,820 (+1%)	6mo	$320,707	$176	84
188 Ridgeway Cir	0.11mi	4/2.5 (+1)	1,817 (+0%)	5mo	$328,302	$181	83
170 Ridgeway Cir	0.13mi	4/2.0 (+1)	1,820 (+1%)	6mo	$320,707	$176	83
172 Ridgeway Cir	0.12mi	3/2.0	1,727 (-4%)	6mo	$320,607	$186	82
182 Ridgeway Cir	0.10mi	3/2.5	1,648 (-9%)	5mo	$318,470	$193	75
329 Keswick Ln	0.08mi	4/2.0 (+1)	2,030 (+12%)	7mo	$324,192	$160	65
171 Ridgeway Cir	0.10mi	4/2.0 (+1)	2,030 (+12%)	6mo	$322,047	$159	64
2739 Louis Cir	0.62mi	3/2.0	1,925 (+6%)	6mo	$363,062	$189	55
501 Jones Rd	0.65mi	3/2.0	1,650 (-9%)	0mo	$250,000	$152	55
2733 Louis Cir	0.64mi	3/2.0	1,925 (+6%)	6mo	$354,990	$184	55
2741 Louis Cir	0.64mi	4/2.0 (+1)	1,986 (+10%)	6mo	$359,990	$181	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.17% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-47,101
• Equity at exit: $37,276

10-year hold

• IRR: -16.8%
• Equity multiple: 0.15×
• Total profit: $-59,778
• Equity at exit: $21,615

Cash invested: $70,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 32536

• Home prices YoY: -16.2%
• Rents YoY: 1.2%
• Active inventory: 349
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,155 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$298 /mo · $3,571/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-43

Break-even live

Break-even rent $2,210

Max offer price $242,411

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $28	+0% $-43	+5% $-114	+10% $-184
Rent	-10% $-213	-5% $-128	+0% $-43	+5% $42	+10% $127
Rate	-1.0pp $83	-0.5pp $21	base $-43	+0.5pp $-108	+1.0pp $-174

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6260 Old Bethel Rd Crestview, FL	1.0–3.0	1.0–2.0	1253	$2,295	$1.83	14d	66	0.30mi
149 Shady Ln Crestview, FL	3.0	2.0	1680	$2,000	$1.19	44d	1	0.71mi
2544 Kingston Rd Crestview, FL	3.0	2.0	1533	$2,095	$1.37	21d	1	0.89mi
5810 Crestlake Dr Crestview, FL	4.0	3.0	2313	$2,350	$1.02	44d	1	0.97mi
6381 Havenmist Ln Crestview, FL	4.0	2.0	1844	$1,900	$1.03	44d	1	1.12mi
2823 Lake Silver Rd Crestview, FL	3.0	2.0	1595	$2,300	$1.44	44d	1	1.26mi
6040 Trestle St Crestview, FL	4.0	3.0	2395	$2,300	$0.96	44d	1	1.34mi
2606 Saltgrass Way Crestview, FL	4.0	2.0	1387	$1,850	$1.33	21d	1	1.43mi
5735 Wildwood Rd Crestview, FL	3.0	1.5	1570	$1,875	$1.19	14d	1	1.47mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 23 events

1. 2026-06-18
   days on market $250,000 Active 120 DOM
2. 2026-06-17
   price $250,000 Active 119 DOM
3. 2026-06-17
   days on market $290,000 Active 119 DOM
4. 2026-06-16
   days on market $290,000 Active 118 DOM
5. 2026-06-15
   days on market $290,000 Active 117 DOM
6. 2026-06-14
   days on market $290,000 Active 115 DOM
7. 2026-06-13
   days on market $290,000 Active 114 DOM
8. 2026-06-10
   days on market $290,000 Active 112 DOM
9. 2026-06-09
   days on market $290,000 Active 111 DOM
10. 2026-06-08
    days on market $290,000 Active 110 DOM
11. 2026-06-07
    days on market $290,000 Active 109 DOM
12. 2026-06-05
    days on market $290,000 Active 106 DOM
13. 2026-06-02
    days on market $290,000 Active 104 DOM
14. 2026-06-01
    days on market $290,000 Active 103 DOM
15. 2026-05-31
    days on market $290,000 Active 102 DOM
16. 2026-05-30
    days on market $290,000 Active 101 DOM
17. 2026-05-06
    price $290,000 801-char remark

    Show marketing remark (801 chars)

    Turn-key and thoughtfully upgraded, this 2023-built home proves that ''almost new'' is sometimes even better than brand new. Located just 35 minutes from Eglin Air Force Base, this well-maintained 3-bedroom, 2-bath home with 1,808 square feet already has the extras buyers usually have to plan (and pay) for later--including a recently installed fence, so all that's missing is your furniture. Built in 2023, the home offers modern construction, energy efficiency, and a smart, livable layout designed for real life--not just showings. Even better, it sits at one of the highest elevations in the area, meaning no flood insurance is required, offering long-term savings and peace of mind. Less than an hour from the Emerald Coast's sugar-white beaches when it's time to trade work boots for flip-flops

18. 2026-02-27
    price $320,000 801-char remark

    Show marketing remark (801 chars)

    Turn-key and thoughtfully upgraded, this 2023-built home proves that ''almost new'' is sometimes even better than brand new. Located just 35 minutes from Eglin Air Force Base, this well-maintained 3-bedroom, 2-bath home with 1,808 square feet already has the extras buyers usually have to plan (and pay) for later--including a recently installed fence, so all that's missing is your furniture. Built in 2023, the home offers modern construction, energy efficiency, and a smart, livable layout designed for real life--not just showings. Even better, it sits at one of the highest elevations in the area, meaning no flood insurance is required, offering long-term savings and peace of mind. Less than an hour from the Emerald Coast's sugar-white beaches when it's time to trade work boots for flip-flops

19. 2026-02-18
    listed $330,000 Active 801-char remark

    Show marketing remark (801 chars)

    Turn-key and thoughtfully upgraded, this 2023-built home proves that ''almost new'' is sometimes even better than brand new. Located just 35 minutes from Eglin Air Force Base, this well-maintained 3-bedroom, 2-bath home with 1,808 square feet already has the extras buyers usually have to plan (and pay) for later--including a recently installed fence, so all that's missing is your furniture. Built in 2023, the home offers modern construction, energy efficiency, and a smart, livable layout designed for real life--not just showings. Even better, it sits at one of the highest elevations in the area, meaning no flood insurance is required, offering long-term savings and peace of mind. Less than an hour from the Emerald Coast's sugar-white beaches when it's time to trade work boots for flip-flops

20. 2023-12-21
    soldstatus $327,913 Sold 749-char remark

    Show marketing remark (749 chars)

    This 4-sided brick home is being built in North Crestview within close proximity to shopping, restaurants and all schools. The community offers a community pool for your enjoyment with beautiful landscaping. This home is 1727 sq ft and has 3 bedroom and 2 full bathrooms. It has both a front and back covered porch, will come fully sodded with landscaping, termite bonds and an irrigation system. It has a 2-car automatic garage with pull downstairs for more storage. Some upgrades that are being added to this home include granite countertops throughout, upgraded LVP flooring with carpet only in the bedrooms, craftsman style elevation and a separate shower and garden tub in the master bathroom. This home is a must see and it will not last long.

21. 2023-11-07
    status Pending 749-char remark

    Show marketing remark (749 chars)

    This 4-sided brick home is being built in North Crestview within close proximity to shopping, restaurants and all schools. The community offers a community pool for your enjoyment with beautiful landscaping. This home is 1727 sq ft and has 3 bedroom and 2 full bathrooms. It has both a front and back covered porch, will come fully sodded with landscaping, termite bonds and an irrigation system. It has a 2-car automatic garage with pull downstairs for more storage. Some upgrades that are being added to this home include granite countertops throughout, upgraded LVP flooring with carpet only in the bedrooms, craftsman style elevation and a separate shower and garden tub in the master bathroom. This home is a must see and it will not last long.

22. 2023-07-25
    price $327,913 749-char remark

    Show marketing remark (749 chars)

    This 4-sided brick home is being built in North Crestview within close proximity to shopping, restaurants and all schools. The community offers a community pool for your enjoyment with beautiful landscaping. This home is 1727 sq ft and has 3 bedroom and 2 full bathrooms. It has both a front and back covered porch, will come fully sodded with landscaping, termite bonds and an irrigation system. It has a 2-car automatic garage with pull downstairs for more storage. Some upgrades that are being added to this home include granite countertops throughout, upgraded LVP flooring with carpet only in the bedrooms, craftsman style elevation and a separate shower and garden tub in the master bathroom. This home is a must see and it will not last long.

23. 2023-06-20
    listed $321,913 Active 749-char remark

    Show marketing remark (749 chars)

    This 4-sided brick home is being built in North Crestview within close proximity to shopping, restaurants and all schools. The community offers a community pool for your enjoyment with beautiful landscaping. This home is 1727 sq ft and has 3 bedroom and 2 full bathrooms. It has both a front and back covered porch, will come fully sodded with landscaping, termite bonds and an irrigation system. It has a 2-car automatic garage with pull downstairs for more storage. Some upgrades that are being added to this home include granite countertops throughout, upgraded LVP flooring with carpet only in the bedrooms, craftsman style elevation and a separate shower and garden tub in the master bathroom. This home is a must see and it will not last long.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $3,571 · $298/mo
• Projected year-2 tax: $3,571 · $298/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 6 d/yr ≥107°F today · 14 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,866
• − Mortgage interest: −$14,004
• − Property taxes: −$3,571
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$396
• − Depreciation: −$7,273
• Taxable loss: −$4,766
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $628/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Okaloosa
• NCES district ID: 1201380
• Math proficiency: 60% ▼ -12.00%
• Reading proficiency: 60% ▼ -4.00%
• Median HH income: $55,601
• Composite: 51.62/100
• National rank: #1705
• State rank: #12 of 73 in FL

Livability — Crestview

• Score: 75/100
• State rank: #252
• US rank: #3858

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestview, FL
• County: Okaloosa County · 194,352 people
• City population: 58,889
• Metro: Crestview-Fort Walton Beach-Destin, FL
• Population (ZIP): 25,599
• Household income: $78,119
• Rent vs Own: 29.0% rent · 71.0% own
• Severe rent burden: 634.0

Population outlook (Okaloosa County) Hauer SSP2

• Today (2025): 235,133 people
• By 2030: 253,483 · +7.8%
• By 2040: 289,537 · +23.1%
• By 2050: 322,954 · +37.3%
• By 2075: 399,624 · +70.0%
• By 2100: 425,311 · +80.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 64% Black 16% Hispanic / Latino 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 7% Tagalog/Filipino 1%

Political lean MEDSL · Okaloosa

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.7% · Other 1.1%
• 2008→2024 swing: +2.5pp toward D · 2008: -44.9pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.1 2016: R+47.8 2012: R+49.4 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.48%
• Current HPI: 265.9926
• Rent YoY: ▲ 1.17%
• Metro: Crestview-Fort Walton Beach-Destin, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-9.9% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $290,000 ECAR
• 2026-02-27 Price Changed $320,000 ECAR
• 2026-02-18 Listed $330,000 ECAR
• 2023-12-21 Sold (MLS) $327,913 ECAR
• 2023-11-07 Pending — ECAR
• 2023-07-25 Price Changed $327,913 ECAR
• 2023-06-20 Listed $321,913 ECAR

Property tax history

+102.9%/yr

Latest (2025): $3,571 · -3.6% YoY. Source: county tax records.